3751 Monticello Street St · Douglasville, GA 30135

$2,300

4 bd · 3.0 ba · 2,091 sqft · SingleFamily public records · 1 Days on market

Built 2005

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

Key facts

• New flooring
• New water heater
• Large living room

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• NEW WATER HEATER
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• LARGE LIVING ROOM

Property features AI

Finance

• Other: City street frontage; gravel road surface; Directions available from I-20 West (provided in listing)
• HOA & community: Has homeowners association; Association amenities include pool and tennis; association also includes swim and tennis; Community features include playground and pool

Exterior

• Parking: Attached garage with garage door opener; Two garage/total parking spaces
• Utilities: Public water; Public sewer; 220 volts electric
• Home design: One-and-a-half story; Resale property; Fee simple ownership
• Construction: Brick and other construction materials; Composition roof; Slab foundation; Body type: Other
• Exterior features: Deck; Back yard with wood fencing; Other exterior features

Interior

• Kitchen: Eat-in kitchen with pantry; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three main level bedrooms; One lower level bedroom; Master on main
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; Two main level bathrooms; One lower level full bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central air; Attic fan; Ceiling fan(s); Forced air heating; Natural gas heating; Electric heating
• Interior features: High ceilings (including 9 ft upper); Walk-in closet(s); Two fireplaces (factory-built; one in the family room); Finished full basement; No one above or below (no common walls)
• Laundry & utility: Laundry room and laundry closet; Gas water heater

🏷️ Possibly a rental listed for sale. The $2,300 price doesn't fit this home's estimated sale value (~$301,104) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 980.5% vs local median 4.5% in Douglasville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#82 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chapel Hill Elementary School (math 26% / reading 41%, grade F, #562 of 1,228 statewide, top 46%, 649 students, 58% FRL); Chapel Hill Middle School (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 1,098 students, 55% FRL); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 610 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 30% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $16 of loan paydown is wiped out by about $69 of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $644 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,300

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 103.64% ✓
• Cap rate: 980.47%
• Cash-on-cash: 3479.22%
• DSCR: 155.81
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $301,104
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3931 Robindale Dr	0.60mi	4/3.0	2,334 (+12%)	2mo	$335,000	$144	51
3831 Starlight Trl	0.47mi	3/2.0 (-1)	1,971 (-6%)	22mo	$315,000	$160	41
4808 Woodlands Pkwy	0.74mi	4/2.5	2,394 (+14%)	2mo	$275,000	$115	38
3849 Greenbrook Dr	0.69mi	3/2.0 (-1)	1,806 (-14%)	18mo	$250,000	$138	21
3511 Sandra Dr	0.74mi	3/2.5 (-1)	1,782 (-15%)	18mo	$330,000	$185	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 174.57×
• Total profit: $111,780
• Equity at exit: $343

10-year hold

• IRR: —
• Equity multiple: 349.25×
• Total profit: $224,275
• Equity at exit: $199

Cash invested: $644 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30135

• Rents YoY: 0.1%
• Active inventory: 610
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $1,867

Break-even live

Break-even rent $20

Max offer price $2,300

Occupancy floor 17%

Sensitivity live

Price	-10% $1,869	-5% $1,868	+0% $1,867	+5% $1,866	+10% $1,866
Rent	-10% $1,679	-5% $1,773	+0% $1,867	+5% $1,961	+10% $2,055
Rate	-1.0pp $1,868	-0.5pp $1,868	base $1,867	+0.5pp $1,867	+1.0pp $1,866

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $575
• Closing costs: $69
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3751 Monticello St Douglasville, GA	4.0	3.0	2091	$2,300	$1.10	22d	1	0.02mi
3761 Monticello St Douglasville, GA	5.0	3.0	2711	$2,345	$0.86	45d	1	0.03mi
3775 Sidda Way Douglasville, GA	5.0	3.0	2858	$3,200	$1.12	45d	1	0.27mi
4031 Daylily Way Douglasville, GA	3.0	2.0	1464	$1,869	$1.28	18d	1	0.46mi
4031 Oak Stone Dr Douglasville, GA	4.0	3.0	1898	$1,950	$1.03	14d	1	0.69mi
4110 Oak Stone Dr Douglasville, GA	3.0	2.5	1800	$1,950	$1.08	45d	1	0.82mi
3237 Carmel Dr Douglasville, GA	3.0	2.0	2130	$1,860	$0.87	26d	1	0.83mi
4204 Rocky Face Dr Douglasville, GA	3.0	2.0	1768	$1,700	$0.96	4d	1	0.97mi
3196 Wallace Lake Rd Douglasville, GA	3.0	3.0	1776	$1,760	$0.99	26d	1	1.00mi
4250 Winding Trail Way Douglasville, GA	4.0	2.5	1902	$1,995	$1.05	26d	1	1.01mi
3175 Wallace Lake Rd Douglasville, GA	3.0	1.0	1500	$1,900	$1.27	45d	1	1.03mi
3729 Winding Trail Ct Douglasville, GA	3.0	2.0	1433	$1,830	$1.28	14d	1	1.05mi
3165 Laura Ln Douglasville, GA	3.0	2.5	1818	$2,000	$1.10	45d	1	1.07mi
4217 Arnolds Mill Opas Douglasville, GA	4.0	2.5	2356	$2,275	$0.97	45d	1	1.11mi
3783 Chapel Hill Rd Douglasville, GA	4.0	3.0	2032	$1,955	$0.96	14d	1	1.16mi
3722 Auger Trl Douglasville, GA	3.0	2.0	2302	$2,050	$0.89	7d	1	1.25mi
4396 Central Church Rd Douglasville, GA	3.0	2.0	1608	$1,829	$1.14	45d	1	1.31mi
3385 Newberry Ln Douglasville, GA	3.0	2.0	1697	$2,049	$1.21	7d	1	1.37mi
4014 Sitka Dr Douglasville, GA	4.0	2.0	1532	$1,899	$1.24	45d	1	1.41mi
3332 Lowland Dr Douglasville, GA	4.0	3.0	2167	$2,099	$0.97	26d	1	1.42mi

Listing history 13 events

1. 2026-05-22
   listed $2,300 Active
2. 2014-06-12
   soldstatus $165,000
3. 2014-06-01
   historical 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

4. 2014-05-29
   historical 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

5. 2014-05-28
   soldstatus $165,000 Sold 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

6. 2014-05-28
   soldstatus $165,000 Sold 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

7. 2014-05-06
   status Pending 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

8. 2014-04-27
   historical Contingent - Due Diligence 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

9. 2014-04-27
   status Under Contract 241-char remark

   Show marketing remark (241 chars)

   THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

10. 2013-06-21
    listed $165,000 New 241-char remark

    Show marketing remark (241 chars)

    THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

11. 2013-06-21
    listed $165,000 Active 241-char remark

    Show marketing remark (241 chars)

    THIS BEAUTIFUL SPLIT FOYER IS MOVE IN READY, MAIN LEVEL HAS FANTASTIC KITCHEN, OPEN TO NOOK AND FAMILY RM, MASTER SUITE IS SPACIUOUS AND FIT FOR A KING, MASTER BATH FOR QUEEN, DOWN IS OPEN, SPACIOUS AND HAS BATH MAKING THIS THE PERFECT HOME.

12. 2004-09-23
    soldstatus $2,352,000
13. 2004-09-08
    soldstatus $3,922,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,604
• − Mortgage interest: −$129
• − Property taxes: −$34
• − Insurance: −$12
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$67
• Taxable income: $23,785
• Est. tax owed @ 24.0%: −$5,708
• After-tax cash flow: $16,698/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Douglasville

• Score: 71/100
• State rank: #82
• US rank: #6971

Category grades

Amenities F Commute C+ Cost of living A+ Crime F Employment C Housing A+ Health & safety B User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Douglas County · 141,416 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 66,800
• Household income: $94,526
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 890.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.50%
• Current HPI: 223.9534
• Rent YoY: ▲ 0.08%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-99.9% since first listed

13 events — show timeline

• 2026-05-22 Listed $2,300 FMLS
• 2014-06-12 Sold (Public Records) $165,000 Public Records
• 2014-06-01 Listing Removed — FMLS
• 2014-05-29 Listing Removed — GAMLS
• 2014-05-28 Sold (MLS) $165,000 GAMLS
• 2014-05-28 Sold (MLS) $165,000 FMLS
• 2014-05-06 Pending — FMLS
• 2014-04-27 Contingent — FMLS
• 2014-04-27 Pending — GAMLS
• 2013-06-21 Listed $165,000 GAMLS
• 2013-06-21 Listed $165,000 FMLS
• 2004-09-23 Sold (Public Records) $2,352,000 Public Records
• 2004-09-08 Sold (Public Records) $3,922,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,424 · -1.1% YoY. Source: county tax records.